Common commercial projects
- Exterior repaints of retail plazas, office buildings and multifamily buildings
- Interior refreshes between tenants, or for occupied offices and medical suites
- Condominium and HOA buildings, often with color approval by the board
- Warehouses and industrial spaces, including floor coatings and line striping
- Restaurants and hospitality spaces, where work is often done overnight
Planning around your business
Ask bidders how they will keep the property open. Common approaches include working after hours or on weekends, phasing work by building or floor, posting signs, and notifying tenants in advance. Agree on staging areas, parking for the crew and how wet-paint zones will be marked.
Insurance and paperwork
Commercial owners and managers usually require a certificate of insurance naming the property owner or association as additional insured, proof of workers' compensation coverage, a written scope and a schedule. Some properties also require a lien waiver with each payment.
Coatings for commercial use
High-traffic halls, stairwells and restrooms benefit from scrubbable, higher-sheen finishes. Exterior walls exposed to salt air and sun need quality acrylic or elastomeric systems. Metal railings and doors need rust-inhibiting primer before topcoats.
Getting comparable bids
Give every bidder the same written scope, color schedule and quantities where you can. Ask for unit prices for extra repairs, such as per linear foot of crack repair, so change orders do not surprise you.
Comparing quotes
Two prices only compare when they describe the same job. Ask every pro to put these in writing:
- Scope: which surfaces, rooms or areas are included, and what is excluded.
- Prep: washing, scraping, patching, caulking, sanding and priming, step by step.
- Products: the brand and product line, the sheen, and the number of coats.
- Schedule and cleanup: start date, expected duration and daily cleanup.
- Payment: a deposit and payment schedule tied to progress. Be wary of large upfront payments.
- Warranty: what it covers, for how long, and what voids it.
Florida does not issue a state license for painting contractors, and since 2021 state law has generally kept cities and counties from requiring one. Ask instead for a certificate of general liability insurance, proof of workers' compensation coverage (or the state exemption certificate for an owner who works alone), and the company's local business tax receipt.
Common questions
Can painting be done while we are open?
Usually yes. Most commercial painters phase the work, use low-odor products indoors and schedule noisy or disruptive tasks outside business hours.
Who should be named on the certificate of insurance?
Typically the property owner, and the association or management company if there is one. Check your lease or management agreement for the exact wording.
Last updated November 2, 2026.